111 Windy Valley Spur
Blue Ridge, GA 30513
$789,000
3 bd · 3.5 ba · 2,296 sqft · Listed 1d ago
View on Realtor.com →Year built
2020
Sqft
2,296
Lot sqft
54,886
HOA / mo
None
Furnished
Yes
List date
2026-10-06T22:30:14.000000Z
Revenue
Annual revenue
$62,181
ADR
$281
Occupancy
61%
Cleaning fees (12 mo)
$13,543
Confidence
Med (63.61), 30 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $63,090
Fenced Yard, Paved roads, Pet friendly, 3 Kings
Cabin · 3 bd · 3.5 ba · sleeps 8 · 141 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $46,248ADR $305Occ ≈ 42%5★ (24)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fenced Yard, Paved roads, Pet friendly, 3 Kings Cabin
| 3 bd · 3.5 ba · sleeps 8 | $46,248 | $305 | 42% | 5★ (24) | 141 ft | Airbnb |
Luxury Cabin w/ Hot Tub & Fire Pit Retreat Cabin
| 3 bd · 3.5 ba · sleeps 6 | $61,126 | $387 | 43% | 4.9★ (30) | 230 ft | AirbnbVrbo |
Wolfs Den II- Shuffleboard, Foosball, Firepit+more Cabin
| 3 bd · 3.5 ba · sleeps 8 | $34,232 | $343 | 27% | 5★ (4) | 335 ft | AirbnbVrboBooking |
Leaf Your Stress | Hot Tub, Arcade, Fire Pit Cabin
| 3 bd · 3.5 ba · sleeps 9 | $75,020 | $297 | 69% | 5★ (165) | 407 ft | AirbnbVrboBooking |
Fern Creek Hollow Lodge- Blue Ridge Ga Cabin | 3 bd · 3.5 ba · sleeps 8 | $65,053 | $356 | 50% | 5★ (6) | 436 ft | AirbnbBooking |
Blackberry Hill: A Dog Friendly Cabin in the Woods Cabin
| 3 bd · 3 ba · sleeps 6 | $55,076 | $228 | 66% | 5★ (245) | 436 ft | AirbnbVrbo |
Cozy Hideaway Near Toccoa River, Downtown & Lake Cabin
| 3 bd · 3.5 ba · sleeps 6 | $50,267 | $450 | 31% | 5★ (71) | 492 ft | AirbnbVrbo |
3-Story Mountain Modern-Game Room/Fireplace/Creek Cabin
| 3 bd · 3 ba · sleeps 8 | $59,843 | $281 | 58% | 5★ (177) | 0.1 mi | AirbnbVrbo |
The Ultimate Entertainment Cabin: Raven’s Retreat Cabin
| 3 bd · 3.5 ba · sleeps 8 | $36,385 | $290 | 34% | 5★ (53) | 0.1 mi | AirbnbVrboBooking |
Take a Paws - close to downtown, fenced yard, pets Cabin
| 3 bd · 3.5 ba · sleeps 8 | $78,509 | $327 | 66% | 5★ (105) | 0.1 mi | AirbnbVrboBooking |
Show 20 more
Pickleball in the Woods-Sauna-Hottub-Gameroom
House · 3 bd · 3.5 ba · sleeps 10 · 0.2 mi
Revenue $57,644ADR $395Occ ≈ 40%4.9★ (25)
Bear-Guarded Firepit • Sauna • Game Room • Hot Tub
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $89,112ADR $346Occ ≈ 71%5★ (70)
Luxury - Hot Tub - Fenced Yard - Game Room - 8 Mins to DT
Cabin · 3 bd · 4 ba · sleeps 10 · 0.3 mi
- A/C
- Pets OK
- Wifi
- Washer
Revenue $1,555ADR $311Occ ≈ 1%5★
Sleeps 4-8 guests, river access-hot tub- one story
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $44,825ADR $290Occ ≈ 42%5★ (46)
WOW‼️CREEKSIDE 3KINGS-Sleeps 10 🐩🐕Dogs🫶 Near DTown,Orchard,Rivers,Vineyard,Hiking
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $30,196ADR $236Occ ≈ 35%4.8★ (205)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
4 M to Blue Ridge/Hot Tub/GameRm/Pets/Sleeps 10 Cabin
| 3 bd · 3.5 ba · sleeps 10 | $82,644 | $306 | 74% | 5★ (94) | 0.1 mi | AirbnbVrbo |
S’more Fun - Pets, fenced yard, close to downtown Cabin
| 3 bd · 3 ba · sleeps 8 | $67,417 | $308 | 60% | 5★ (28) | 0.1 mi | AirbnbVrbo |
Knotty Dreams Retreat Cabin
| 3 bd · 3.5 ba · sleeps 8 | $67,738 | $271 | 68% | 5★ (160) | 0.1 mi | AirbnbVrbo |
Cabin w/ Hot Tub & Sauna: 5 Mi to Dtwn Blue Ridge! Cabin
| 3 bd · 3.5 ba · sleeps 9 | $75,835 | $338 | 61% | 5★ (86) | 0.2 mi | AirbnbVrboBooking |
EVCharger-BUNK ROOM-FirePit-6 Min to Downtown BR Cabin
| 3 bd · 3.5 ba · sleeps 9 | $68,439 | $286 | 66% | 5★ (127) | 0.2 mi | AirbnbVrbo |
Pickleball in the Woods-Sauna-Hottub-Gameroom House | 3 bd · 3.5 ba · sleeps 10 | $57,644 | $395 | 40% | 4.9★ (25) | 0.2 mi | Airbnb |
Pickleball • Mini Golf • Hot Tub • Great Views Cabin
| 3 bd · 3.5 ba · sleeps 9 | $85,596 | $370 | 63% | 5★ (132) | 0.2 mi | AirbnbVrbo |
Pickleball | Hot tub | Gameroom | 6 min to town Cabin
| 3 bd · 3.5 ba · sleeps 10 | $34,241 | $316 | 30% | 5★ (26) | 0.2 mi | AirbnbVrbo |
Close to Downtown! Hot Tub | Fire Pit | Game Room Cabin
| 3 bd · 3.5 ba · sleeps 8 | $77,962 | $278 | 77% | 5★ (248) | 0.2 mi | AirbnbVrbo |
Bear-Guarded Firepit • Sauna • Game Room • Hot Tub Cabin
| 3 bd · 3.5 ba · sleeps 10 | $89,112 | $346 | 71% | 5★ (70) | 0.2 mi | Airbnb |
BeauJax Cabin Cabin
| 3 bd · 3.5 ba · sleeps 9 | $37,929 | $315 | 33% | 5★ (5) | 0.2 mi | AirbnbVrboBooking |
Fall Sale! Luxury Cabin Top Location Hot Tub EV Cabin
| 3 bd · 3.5 ba · sleeps 8 | $58,617 | $308 | 52% | 5★ (198) | 0.2 mi | AirbnbVrbo |
Blue Ridge Cabin w/Basketball-Putting Green-HotTub Cabin
| 3 bd · 3.5 ba · sleeps 10 | $100,221 | $355 | 77% | 5★ (224) | 0.3 mi | AirbnbVrbo |
Hoops • Sauna • Game Room • Daily Deer Cabin
| 3 bd · 3.5 ba · sleeps 10 | $102,958 | $400 | 71% | 4.9★ (183) | 0.3 mi | AirbnbVrboBooking |
Silverberry Lodge Forest Escape Cabin
| 3 bd · 3.5 ba · sleeps 6 | $48,743 | $233 | 57% | 5★ (49) | 0.3 mi | AirbnbVrboBooking |
Luxury - Hot Tub - Fenced Yard - Game Room - 8 Mins to DT Cabin
| 3 bd · 4 ba · sleeps 10 | $1,555 | $311 | 1% | 5★ | 0.3 mi | Vrbo |
Sleeps 4-8 guests, river access-hot tub- one story Cabin | 3 bd · 3 ba · sleeps 8 | $44,825 | $290 | 42% | 5★ (46) | 0.4 mi | Airbnb |
Wily Wolf | Outdoor Living, Fire Pit, Deck & Games Cabin
| 3 bd · 3 ba · sleeps 10 | $68,170 | $301 | 62% | 5★ (278) | 0.6 mi | AirbnbVrboBooking |
WOW‼️CREEKSIDE 3KINGS-Sleeps 10 🐩🐕Dogs🫶 Near DTown,Orchard,Rivers,Vineyard,Hiking Cabin
| 3 bd · 2.5 ba · sleeps 10 | $30,196 | $236 | 35% | 4.8★ (205) | 0.7 mi | Vrbo |
Modern River Retreat - Hot Tub, EV Charger & River Cabin
| 3 bd · 3 ba · sleeps 6 | $67,328 | $352 | 52% | 4.9★ (68) | 0.8 mi | AirbnbVrboBooking |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$62,181
NOI
$30,800
Cash flow /mo
-$1,788
Cash needed
$228,810
Cash-on-cash
-9.4%
ROE (yr 1)
3.1%
Cap rate
3.9%
DSCR
0.59
Year-1 write-off
$135,810
Year-1 tax shield @ 32%
$43,459
Year-1 return on equity
- Cash flow (annual)-$21,453
- Principal paydown$4,914
- Appreciation at%$23,670
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,436
- Platform fees (3% of revenue)$1,865
- Maintenance / capex (5% of revenue)$3,109
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,367
- Insurance (STR-rated)$8,403
Cash needed to close
- Down payment (25%)$197,250
- Closing costs (4.0%)$31,560
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,459
Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$721,000
Short-life (5/15-yr)
$135,000 · 19%
Year-1 deduction
$136,000
Year-1 tax shield @ 32%
$43,000
Land 9% (county tax record, market value split) · building $586,000 over 39 years
Based on: 2,296 sq ft, built 2020, 3 bd / 3.5 ba, furnished, listing features (hot tub, fence, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $93,000 in year 1 (13% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,700
Kitchen cabinetsdefault
$10,800 new × 76% good × 1.91 allocation
- $16,100
Kitchen countertops (stone)listing
$11,100 new × 76% good × 1.91 allocation
- $5,800
Decorative trimdefault
$4,000 new × 76% good × 1.91 allocation
- $400
Mirrorsdefault
$500 new × 50% good × 1.91 allocation
- $1,700
Shelvingdefault
$1,200 new × 76% good × 1.91 allocation
- $4,400
Window coverings (23)default
$5,800 new × 40% good × 1.91 allocation
- $4,700
Carpet, vinyl & laminate (33% of floors)listing
$4,900 new × 50% good × 1.91 allocation
- $14,100
Kitchen & laundry equipment plumbingdefault
$8,400 new × 88% good × 1.91 allocation
- $8,600
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 88% good × 1.91 allocation
- $6,400
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 50% good × 1.91 allocation
- $6,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.91 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $14,400
Paving: driveway & walks (paved)default
$9,900 new × 76% good × 1.91 allocation
- $13,900
Landscaping (typical)default
$9,600 new × 76% good × 1.91 allocation
- $3,300
Patiosdefault
$2,300 new × 76% good × 1.91 allocation
- $3,000
Decks & porches (attached)default
$2,300 new × 70% good × 1.91 allocation
- $8,000
Fencinglisting
$6,000 new × 70% good × 1.91 allocation
- $427,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$249,200 new × 90% good × 1.91 allocation
- $43,400
Building plumbing & fixturesdefault
$25,900 new × 88% good × 1.91 allocation
- $44,300
Building electrical & lightingdefault
$26,400 new × 88% good × 1.91 allocation
- $34,500
HVACdefault
$25,900 new × 70% good × 1.91 allocation
- $14,300
Hardwood & tile floorsdefault
$9,900 new × 76% good × 1.91 allocation
- $3,800
Fireplacelisting
$2,600 new × 76% good × 1.91 allocation
- $17,400
Septic systemlisting
$12,000 new × 76% good × 1.91 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,600 | $42,600 | $600 | $135,800 |
| 2 | $0 | $0 | $15,000 | $15,000 |
| 3 | $0 | $0 | $15,000 | $15,000 |
| 4 | $0 | $0 | $15,000 | $15,000 |
| 5 | $0 | $0 | $15,000 | $15,000 |
| 6+ | $0 | $0 | $524,900 | $524,900 |
| Total | $92,600 | $42,600 | $585,600 | $720,800 |
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
Fannin and Gilmer counties require STR registration and lodging tax; no cap found. Blue Ridge and Ellijay city limits have their own rules; most cabins are in unincorporated county.